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February 23, 2015
Gilman Court Apartments
610 NE 99th Avenue
Portland, OR 97220
Dear Future Applicant,
As the construction on Gilman Court moves along toward completion, we wanted to
invite you to apply for an apartment at Gilman Court. This packet provides information
on the process of formally applying for the Gilman Court waiting list. Please read over
each item in this packet carefully, and then fill out the rental application completely.
This application packet includes:
 Gilman Court Information Sheet
 Screening Criteria for Residency
 Rental Application
The Gilman Court waitlist is now open and will remain so until a total of 150 applications
have been accepted.
When applying, applicants will need to bring photo ID and the applicant screening fee of
$40.00 for each Adult household member. Please bring a check or money order, made
out to Gilman Court.
To be put on our Waiting List, you must apply in person. If you are unable to apply in
person and need an accommodation by having another person apply for you, please
contact us by e-mail at gilmancourt@reachcdc.org. Should you have any questions,
please feel free to contact our leasing office at: 971.277.7196 or visit our web site at
http://www.reachcdc.org
We look forward to meeting you!
Jill Scheckla
Community Manager
Gilman Court Apartments
Gilman Court
Information Sheet
Apartment Features
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60 total; One -bedroom apartments
Balcony for some apartments
Dishwasher and Air Conditioning included
Open floor plans with Aging in Place features
Water, Sewer, and Garbage - paid by owner
Cable and internet ready - paid by resident
Building Amenities
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Close to I-205, located on Tri-Met bus line #15 and just blocks
from Gateway/NE 99th Transit Center
Outdoor Courtyard on 2nd level
Elevator and secured entry access
Smoke-free building
Bike storage on each floor
On-site laundry, computer lab, community/TV and exercise rooms
Limited, permit-only off-street parking
David Douglas School District
Resident Services and Community Activities (See website for
additional details)
About the Area
Bus Line(s): #15
Max Line: Blue, Red, Green lines available at Gateway/NE 99th Transit Center
Grocery Stores: Fred Meyer and Winco both near NE 102nd and Hassalo
Schools: Ventura Park Elementary (K-5), Floyd Light Middle (6-8) and David Douglas
High School (9-12)
Other Attractions: Gateway Shopping District, Mall 205, near East Portland
Community Center and Aquatic Park, near Portland Adventist Medical Center
*Move-in Costs, Fees, and Lease Information
Application & Screening Fee: $40.00 (non-refundable), per applicant
Security Deposit: $300.00 - $781.00
Term: Minimum 12 month lease, Section 8 voucher– initial 12 month lease
Prorated Rent: Per Rental Agreement
Pets: No Pets
Utilities: Water, Sewer, and Garbage paid by property owner; Electricity, Phone & Cable
paid by resident
* Subject to change without prior notice
Income Guidelines for 2015
Household
Size
1
2
3
30% AMI
60% AMI
14,600
16,650
18,750
29,160
33,360
37,500
(Use the Income Guidelines Chart to
determine your eligibility)
(Your income must be at least 1.5 times
the monthly rent)
About the Management and Staff
Gilman Court Apartments is owned and managed by REACH Community
Development, Inc. Site staff include:
Community Manager ♦ Resident Services Coordinator
Maintenance Technician ♦ On-Site Building Monitor (On Call after hours)
This information is intended to be a general overview. Each household must meet the
qualifications listed on the Screening Criteria.
How to contact us:
(Phone)
(Email)
(Website)
(971) 277-7196
gilmancourt@reachcdc.org
www.reachcdc.org
Gilman Court
Criteria for Residency
Phone: 971-277-7196
TTY: 711
REACH Community Development, Inc. is a private, non-profit corporation that provides affordable housing for lower income
families and individuals. We believe that a healthy community begins at home. REACH’s mission is to provide quality, affordable
housing for individuals, families and communities to thrive.
Thank you for your interest in applying to rent an apartment at Gilman Court. Gilman Court is a 60-unit mixed income property
for households with at least one member 55 years of age or older. We want each resident’s stay to be a positive experience for
themselves and the community. That effort begins with our screening process.
We are committed to Fair Housing and follow the laws of Equal Opportunity Housing, the Fair Housing Act, and the Violence
Against Women Act. After reviewing the Criteria for Residency, please ask any questions and tell us if you require any assistance
(“Reasonable Accommodation”) with the application process. If you believe you do not meet the Criteria for Residency, please
discuss it with us.
I. OCCUPANCY REQUIREMENTS:
Maximum occupancy is two persons per bedroom (plus one additional person for the unit); minimum is one person per
bedroom. Exceptions are made based only on documented need for Reasonable Accommodation.
Bedrooms
1-Bedroom
Number of Persons
Minimum
1
Maximum
3
II. INCOME CRITERIA AND CONTINGENCIES:
1.
Gilman Court is operated under Section-42 of the Internal Revenue Service Tax Code and requires that residents meet
income guidelines upon move-in. As such, households and Individuals’ total household income must be no more than 60% of
the area median income for one-bedroom apartments. All household information will be verified according to program
guidelines and applicants must promptly provide required supporting documentation.
Maximum Household Income Limits 2014
Household Size
30% MFI
60% MFI
1
$14,580
$29,160
2
$16,680
$33,360
3
$18,750
$37,500
***** Households with incomes over 60% of median are not eligible for housing at the Gilman Court****
2.
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5.
Total household monthly income must be equal to or greater than 1.5 times the monthly rent. If not, the application will be
denied.
Applicants must show at least three prior months of steady income (includes all sources). All income must be legally
obtained and verifiable, including asset information. If not, the application will be denied.
Self-employed applicants will be required to show proof of income through previous year’s tax returns. If not, the
application will be denied.
Applicants with zero income must provide evidence of ability to pay 12 months of rent and living expenses with a source of
income anticipated within 12 months. If not, the application will be denied.
III. APPLICATION PROCESS:
1.
2.
If applicable, apply to be placed on Waitlist for your preferred unit style.
Complete the Rental Application (one for each adult applicant).
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3.
4.
5.
All applicants must show two pieces of current I.D. (one with photo).
Pay the non-refundable screening charge of $40.00 for each applicant. Please pay with check or money order.
If the application is approved and you accept an available unit, you will be required to:
a. Complete the Section 42 Tax Credit paperwork promptly and provide the required supporting documentation.
b. Once the Section 42 Tax Credit paperwork is approved you must within 24-hours of approval notification (or one
business day) pay a $200 execution deposit to hold the unit. Upon move-in the $200 will be applied to your security
deposit. Failure to move-in will result in forfeiture of the deposit.
c. Sign the Rental Agreement in which you agree to abide by all the rules and regulations.
d. Pay the balance of your move-in costs (security deposit and first month’s pro-rated rent.)
IV. APPLICATION APPROVAL PROCESS:
1.
Any applicant who fails to fully meet the criteria in all four of the following areas: Income, Credit, Employment, and Rental
History, may be denied.
2. A credit report will be obtained:
a. 10 or more collections reported (not medical or educational related) will result in denial;
b. Outstanding bad debts (i.e. slow pay, collections, repossessions, liens, judgments, bankruptcies, wage
garnishments) which are more than $2,000 will require a security deposit equal to two months’ rent.
c. Bankruptcies discharged within one year from the date of application will require a security deposit equal to two
months’ rent. Open bankruptcy will result in denial.
3. Twelve months of verifiable, contractual rental history from a current third party landlord is required. Applicants must list
complete and accurate information regarding current landlord and at least one previous verifiable landlord reference,
including phone numbers. Less than twelve months verifiable rental history or rental history demonstrating residency, but
not contractual rental history, will require a security deposit equal to two months’ rent.
4. Rental history demonstrating noise or other disturbance complaints or violations of the rental agreement or state law will
result in denial if the applicant’s former manager would not re-rent to the applicant.
5. Applicant’s receipt of three or more notices for non-payment of rent within one year will result in denial of the application.
6. Applicant’s receipt of two or more NSF checks within a period of one year will result in denial.
7. Applicant’s with outstanding rental collection balances, whether for damage or non -payment of rent or fees, will be denied.
8. The applicant shall not have been evicted from any rental housing at any time during the past three (3) years.
9. Landlord will conduct a search of public records to determine whether the applicant or any proposed occupant has been
convicted of, or pled guilty or no-contest to, any crime.
a. Current registered sex offenders will be denied.
b. A conviction, guilty plea or no contest plea for the following will result in the denial of the rental application:
i. any felony involving serious injury, kidnapping, death, arson, rape, sex crimes and/or child sex crimes,
extensive property damage or drug-related offenses (sale, manufacture, delivery or possession with intent
to sell), Class A felony burglary or Class A felony robbery;
ii. any other felony, or any Class A misdemeanor involving: assault, intimidation, sex crimes, drug related
offenses (sale manufacture, delivery or possession), property damage, or weapons charges where the date
of disposition, release, or parole have occurred within the last 7 years;
iii. any Class B or C misdemeanor in the above categories or those involving Criminal Trespass 1, theft,
dishonesty, prostitution, or any Class A misdemeanor motor vehicle and traffic offenses, where the date of
disposition, release, or parole have occurred within the last 3 years.
c. Pending charges for any of the above will result in a suspension of the application process until the charges are
resolved. Upon resolution, if an appropriate unit is still available, the processing of the application will be
completed. No unit will be held awaiting resolution of pending charges.
10. Any individual, who may constitute a direct threat to the health and safety of an individual, the complex, or the property of
others, will be denied.
V. TRANSFER POLICY:
1. No moves between one apartment and another will be allowed unless for “Reasonable Accommodation”.
VI. BUILDING ACCESS CRITERIA
1.
Applicants requiring the assistance of a permanent or temporary live-in caregiver will be required to have the caregiver fill
out an application and pay a screening fee of $20.00. A limited screening involving a credit report (for identification
purposes) and a criminal background check will be performed. The Caregiver must meet requirements regarding criminal
history (see section IV. (2)) or their application will be denied.
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2.
Similarly, prior to being issued a security fob (keyless entry device) nonresidents must pass the limited screening as
described above.
VII. DISABLED ACCESSIBILITY:
(REACH allows existing premises to be modified at the full expense of the disabled person, if the disabled person agrees to
restore the premises to the pre-modified condition per Fair Housing guidelines) REACH requires:
1. Written proposals detailing the extent of the work to be done.
2. Written assurances that the work will be performed in a professional manner by a licensed/bonded contractor.
3. Written approval from the landlord before modifications are made.
4. Documents identifying the names and qualifications of the contractors to be used.
5. All appropriate city, county or state building permits and required licenses made available for landlord inspection, prior to
beginning the work.
6. A restoration deposit may be required per Fair Housing guidelines.
VIII. STUDENT STATUS:
In general, apartments at Gilman Court may not be occupied by households consisting entirely of full-time students. A full-time
student is defined as an individual who attends school full-time (as defined by the institution being attended) for some part of
five (5) or more months in the current calendar year. The 5 months do not need to be consecutive. Full-time students who work
full-time are still considered students. Individuals attending on-the-job training courses are not considered to be students.
Some exceptions do apply. As of 2012, if all members of the household are full-time students, the applicants may still qualify for
residency if:
1. Students are married and entitled to file a joint federal income tax return. (A married couple who has not filed a joint tax
return but is eligible to do so will still qualify, but will need to submit a copy of their marriage certificate);
2. The household consists of an independent single parent and his/her children, all of whom are not dependents of a third
party other than the absent parent;
3. At least one household member receives welfare assistance under Title IV of the Social Security Act (AFDC/TANF);
4. At least one household member is enrolled in and receiving assistance under the Workforce Investment Act (WIA – formerly
the Job Training Partnership Act) or other similar programs operating under Federal, State or local laws;
5. At least one household member previously received Foster Care Assistance under part B or E of Title IV of the Social Security
Act (H.R. 3221, effective 07/30/08 forward).
IX. REJECTION POLICY:
If your application is denied due to an unfavorable credit report, you may:
1. Contact the credit reporting company at: RealPage at PO Box 11889, Carrollton, TX 75011-88869, 1-800-456-4008 or Equifax,
PO Box 105873, Atlanta, GA 303-0241, 800-759-5979
2. Correct any misinformation as outlined by the credit reporting company.
3. Request a corrected report is sent to REACH.
4. Upon receipt of a satisfactory, updated report, your application may be considered for the next available unit.
If your application is denied for reasons other than unfavorable credit, you may:
1. Submit a written explanation appealing your denial, within 14 days of receipt of the denial letter to: Portfolio Manager,
REACH Community Development, Inc. 4150 SW Moody St. Portland, OR 97239
2. A panel will review the materials regarding your application and will notify you in writing of the results within five (5)
business days of the panel review.
3. Persons with disabilities have the right to request reasonable accommodations to participate in the informal hearing
process.
st
4. If you feel you have been a victim of discrimination, you may contact HUD at: 909 1 Ave. Rm. 205, Seattle, WA 981041000, 1-800-877-0246, TTY 1-206-220-5185, www.hud.gov
Gilman Court
th
610 NE 99 Ave
Portland OR 97220
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